Orchards at Orenco III Orchards at Orenco 6616 NE Cherry Dr. Criteria for Residency Phone: 503Hillsboro, OR 97214-403-1803 TTY:711 Thank you for applying to rent an apartment at Orchards at Orenco III. We want each resident s stay to be a positive experience for themselves and the community, and we work with our residents to keep our apartments safe and livable. That effort begins with our screening process. We are committed to Fair Housing and follow the laws of Equal Opportunity Housing, the Fair Housing Act, and the Violence Against Women Act. After reviewing the Criteria for Residency, please ask any questions and tell us if you require any assistance ( Reasonable Accommodation ) with the application process. If you believe you do not meet the Criteria for Residency, please discuss it with us. REACH and Orchards at Orenco III provides protection to all list of victims of sexual violence in addition to domestic violence, dating violence, sexual assaults, and stalking per the Violence Against Women Act (VAWA) and Department of Justice Reauthorization Act of 2005, Public Law 109-162. 1. The Landlord may not consider incidents of domestic violence, dating violence or stalking as serious or repeated violations of the lease or other good cause for termination of assistance, tenancy or occupancy of a victim who is protected from acts under the domestic or family violence laws of the jurisdiction. 2. The Landlord may not consider criminal activity directly relating to abuse, engaged in by a member of a tenant s household or any guest or other person under the tenant s control, cause for termination of assistance, tenancy, or occupancy rights if the tenant or an immediate member of the tenant s family is the victim or threatened victim of that abuse. 3. The Landlord may request in writing that the victim, or a family member on the victim s behalf, certify that the individual is a victim of abuse and that the Certification of Domestic Violence, Dating Violence or Stalking, Form HUD-91066, or other documentation as noted on the certification form, be completed and submitted within 14 business days, or an agreed upon extension date, to receive protection under the VAWA. Failure to provide the certification or other supporting documentation within the specified timeframe may result in eviction. A healthy community begins at home. REACH s mission is to provide quality, affordable housing for individuals, families and communities to thrive. REACH Community Development, Inc. is a private non-profit corporation that provides affordable housing for lower income families and individuals. Orchards at Orenco III is targeted to Larger family households. The community is focused on workforce development training and education as a part of the Worksystems collaboration. The community will be a total of 52 units; 33 two bedrooms units and 19 three bedroom units. Orchards at Orenco III will have a targeted income with affordable households earning at or below 45% of the area medium income(ami) on average. I. OCCUPANCY REQUIREMENTS: Maximum occupancy is two persons per bedroom (plus one additional person for the unit); minimum is one person per bedroom. Exceptions are made based on documented need for Reasonable Accommodation. You will need to select a bedroom size for your household on your application. Bedrooms Number of Persons Minimum Maximum 33-2-Bedroom 2 5 19-3-Bedroom 3 7 Page 1 of 3
II. INCOME CRITERIA AND CONTINGENCIES: Orchards at Orenco III is operated under Section-42 of the Internal Revenue Service Tax Code and requires that residents meet income guidelines upon move-in. All household information will be verified according to program guidelines and you must promptly provide required supporting documentation. The building has 52 apartments with income requirements apportioned as follows: 52 apartments designated for households and Individuals total household income must be no more than 45% of the area median income and 8 apartments designated for Project Base Section 8 vouchers. These households and Individuals total household income must be no more than 30% of the area median income. These are comprised of vouchers for six (6) threebedroom apartments and two (2) two-bedroom apartments. The income guidelines are established by the U.S. Department of Housing and Urban Development (HUD). See the INCOME GUIDELINES CHART below. Persons Displaced By REACH development activities: REACH renovations and remodeling projects at any of its properties may require residents to temporarily or permanently be displaced from their apartments. When this occurs, REACH may offer units in this building as a preference to residents from other REACH properties who are displaced by such activity as they become available. 1. Maximum Household Income Limits 2017 Household Size 40% MFI 50% 60% 2 $ 23,920 $ 29,900 $ 35,880 3 $ 26,920 $ 33,650 $ 40,380 4 $ 29,880 $ 37,350 $ 44,820 5 $ 32,280 $ 40,350 $ 48,420 6 $ 34,680 $ 43,350 $ 52,020 7 $ 37,080 $ 46,350 $ 55,620 ** Households with incomes over 60% of median are not eligible for housing at the Orchards at Orenco** 2. Total household monthly income must be equal to or greater than 1.5 times the monthly rent. If not, the application will be denied. 3. Applicants must show at least three prior months of steady income (includes all sources). All income must be legally obtained and verifiable, including asset information. If not, the application will be denied. 4. Self-employed applicants will be required to show proof of income through previous year s tax returns. If not, the application will be denied. 5. Applicants with zero income must provide evidence of ability to pay 12 months of rent with a source of income anticipated within 12 months. If not, the application will be denied. III. APPLICATION PROCESS: 1. If applicable, apply to be placed on Waitlist for your preferred unit style. 2. Complete the Rental Application (one for each adult applicant). 3. All applicants must show two pieces of current I.D. (one with photo). 4. Pay the non-refundable screening charge of $40.00 for each applicant over 18 years of age. Please pay with check or money order. 5. If the application is approved and you accept an available unit, you will be required to: a. Complete the Section 42 Tax Credit paperwork promptly and provide the required supporting documentation. b. Once the Section 42 Tax Credit paperwork is approved you must within 24-hours of approval notification (or one business day) pay a $200 execution deposit to hold the unit. Upon move-in the $200 will be applied to your security deposit. Failure to move-in will result in forfeiture of the deposit. c. Sign the Rental Agreement in which you agree to abide by all the rules and regulations. d. Pay the balance of your move-in costs (security deposit and first month s pro-rated rent.) Page 2 of 3
IV. TRANSFER POLICY: No moves between one apartment and another will be allowed unless for Reasonable Accommodation V. APPLICATION APPROVAL PROCESS: 1. Any applicant who fails to fully meet the criteria in all four of the following areas: Income, Credit, Employment, and Rental History, may be denied. 2. A credit report will be obtained: a. 10 or more collections reported (not medical or educational related) will result in denial; b. Outstanding bad debts (i.e. slow pay, collections, repossessions, liens, judgments, bankruptcies, wage garnishments) which are more than $2,000 will require a security deposit equal to two months rent. c. Bankruptcies discharged within one year from the date of application will require a security deposit equal to two months rent. Open bankruptcy will result in denial. 3. Twelve months of verifiable, contractual rental history from a current third party landlord is required. Applicants must list complete and accurate information regarding current landlord and at least one previous verifiable landlord reference, including phone numbers. Less than twelve months verifiable rental history or rental history demonstrating residency, but not contractual rental history, will require a security deposit equal to two months rent. 4. Rental history demonstrating noise or other disturbance complaints or violations of the rental agreement or state law will result in denial if the applicant s former manager would not re-rent to the applicant. 5. Applicant s receipt of three or more notices for non-payment of rent within one year will result in denial of the application. 6. Applicant s receipt of two or more NSF checks within a period of one year will result in denial. 7. Applicant s with outstanding rental collection balances, whether for damage or non -payment of rent or fees, will be denied. 8. The applicant shall not have been evicted from any rental housing at any time during the past three (3) years. 9. Landlord will conduct a search of public records to determine whether the applicant or any proposed occupant has been convicted of, or pled guilty or no-contest to, any crime. a. Current registered sex offenders will be denied. b. A conviction, guilty plea or no contest plea for the following will result in the denial of the rental application: i. any felony involving serious injury, kidnapping, death, arson, rape, sex crimes and/or child sex crimes, extensive property damage or drug-related offenses (sale, manufacture, delivery or possession with VI. ii. intent to sell), Class A felony burglary or Class A felony robbery; any other felony: assault, intimidation, sex crimes, drug related offenses (sale manufacture, delivery or possession), property damage, or weapons charges where the date of disposition, release, or parole have occurred within the last 7 years; iii. any felonies involving; Criminal Trespass 1, theft, dishonesty, prostitution, or any Class A misdemeanor motor vehicle and traffic offenses, where the date of disposition, release, or parole have occurred within the last 3 years. c. Pending charges for any of the above will result in a suspension of the application process until the charges are resolved. Upon resolution, if an appropriate unit is still available, the processing of the application will be completed. No unit will be held awaiting resolution of pending charges. 10. Any individual, who may constitute a direct threat to the health and safety of an individual, the complex, or the property of others, will be denied. BUILDING ACCESS CRITERIA 1. Applicants requiring the assistance of a permanent or temporary live-in caregiver will be required to have the caregiver fill out an application and pay a screening fee of $20.00. A limited screening involving a credit report (for identification purposes) and a criminal background check will be performed. The Caregiver must meet requirements regarding criminal history (see section IV. (2)) or their application will be denied. Page 3 of 3
2. Similarly, prior to being issued a security fob (keyless entry device) nonresidents must pass the limited screening as described above. VII. DISABLED ACCESSIBILITY: (REACH allows existing premises to be modified at the full expense of the disabled person, if the disabled person agrees to restore the premises to the pre-modified condition per Fair Housing guidelines) REACH requires: 1. Written proposals detailing the extent of the work to be done. 2. Written assurances that the work will be performed in a professional manner by a licensed/bonded contractor. 3. Written approval from the landlord before modifications are made. 4. Documents identifying the names and qualifications of the contractors to be used. 5. All appropriate city, county or state building permits and required licenses made available for landlord inspection, prior to beginning the work. 6. A restoration deposit may be required per Fair Housing guidelines. VIII. STUDENT STATUS: In general, apartments at Orchards at Orenco may not be occupied by households consisting entirely of full-time students. A fulltime student is defined as an individual who attends school full-time (as defined by the institution being attended) for some part of five (5) or more months in the current calendar year. The 5 months do not need to be consecutive. Full-time students who work full-time are still considered students. Individuals attending on-the-job training courses are not considered to be students. Some exceptions do apply. As of 2012, if all members of the household are full-time students, the applicants may still qualify for residency if: 1. Students are married and entitled to file a joint federal income tax return. (A married couple who has not filed a joint tax return but is eligible to do so will still qualify, but will need to submit a copy of their marriage certificate); 2. The household consists of an independent single parent and his/her children, all of whom are not dependents of a third party other than the absent parent; 3. At least one household member receives welfare assistance under Title IV of the Social Security Act (AFDC/TANF); 4. At least one household member is enrolled in and receiving assistance under the Workforce Investment Act (WIA formerly the Job Training Partnership Act) or other similar programs operating under Federal, State or local laws; 5. At least one household member previously received Foster Care Assistance under part B or E of Title IV of the Social Security Act (H.R. 3221, effective 07/30/08 forward). IX. REJECTION POLICY: If your application is denied due to an unfavorable credit report, you may: 1. Contact the credit reporting company at: RealPage at PO Box 11889, Carrollton, TX 75011-88869, 1-800-456-4008 or Equifax, PO Box 105873, Atlanta, GA 303-0241, 800-759-5979 2. Correct any misinformation as outlined by the credit reporting company. 3. Request a corrected report is sent to REACH. 4. Upon receipt of a satisfactory, updated report, your application may be considered for the next available unit. If your application is denied for reasons other than unfavorable credit, you may: 1. Submit a written explanation appealing your denial, within 14 days of receipt of the denial letter to: Property Manager, REACH Community Development, Inc. 4150 SW Moody St. Portland, OR 97239 2. A panel will review the materials regarding your application and will notify you in writing of the results within 5 business days of the panel review. 3. Persons with disabilities have the right to request reasonable accommodations to participate in the informal hearing process. 4. If you feel you have been a victim of discrimination, you may contact HUD at: 909 1 st Ave. Rm. 205, Seattle, WA 98104-1000, 1-800-877-0246, TTY 1-206-220-5185, www.hud.gov Page 4 of 3
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